1422 Fairfield Dr · Forney, TX 75126

$224,900

3 bd · 2.0 ba · 1,698 sqft · SingleFamily public records · 4 Days on market

Built 2004 8,712 sqft lot $132/sqft · 34% below area Est $339k · 34% under $39/mo HOA · 2% of rent

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• 1% rule +5.0/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Darling home with lots of updates! Open, flowing, light, bright flexible floorplan! Popular D R Horton 304 floorplan with a bay window in the nook! Ceramic tile in the entry, kitchen, nook, utility room and bathrooms! Cozy brick fireplace! Breakfast bar open to the living area! Freiza Carpet Dec. 2007, light fixtures 2007, lovely landscaping Jan. 2008, updated bathroom fixtures and much more! Cute covered back patio!

Key facts

• Dual vanities
• Cozy brick fireplace
• Separate shower

Tags

• UPDATED WOOD LOOK FLOORING
• COZY BRICK FIREPLACE
• OPEN BREAKFAST BAR
• LARGE WALK IN CLOSET
• DUAL VANITIES
• SEPARATE SHOWER

Property features AI

Finance

• Other: Parcel number 71842; County: Kaufman
• HOA & community: Mandatory HOA; HOA fee $117 quarterly; HOA covers management fees

Exterior

• Parking: 2 covered parking spaces; 2-car garage; Driveway and on-street parking
• Utilities: Cable available; City sewer; City water; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property
• Construction: Built in 2004
• Exterior features: Lot about 0.20 acre; Subdivision: Diamond Creek Ph 1

Interior

• Kitchen: Disposal
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; Disposal; One living area; One dining area; 6 total rooms
• Laundry & utility: Utility room on the main level (approx. 10 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-32 ($-381/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (0.1% below list).
• Recommended offer: $219k (2.5% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 4.1% in Forney — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#98 in TX, #3,339 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities C-, commute F.
• Forney ISD (rural): math 41% / reading 44% proficiency, ranked #234 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crosby El (math 37% / reading 36%, grade F, #1,883 of 4,322 statewide, top 44%, 682 students, 59% FRL) — zoned schools average 59% FRL vs 26% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 2179 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,747 units permitted in Kaufman County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Kaufman County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,285 (2.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 8.3

CMA / ARV

• ARV (median comp): $339,033
• List price: $224,900
• Delta: -33.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 Fairfield Dr	0.04mi	3/2.0	1,695 (-0%)	4mo	$260,000	$153	95
1919 Flaxen Dr	0.53mi	3/2.0	1,656 (-2%)	1mo	$243,999	$147	70
1715 Guswood Dr	0.40mi	3/2.0	1,801 (+6%)	2mo	$288,099	$160	69
1705 Guswood Rd	0.45mi	3/2.0	1,537 (-10%)	2mo	$299,960	$195	61
513 Trailblazer Rd	0.73mi	3/2.0	1,772 (+4%)	0mo	$249,999	$141	58
1703 Sandy Pond	0.63mi	3/2.0	1,574 (-7%)	2mo	$280,090	$178	56
1208 Haggetts Pond Rd	0.38mi	4/2.0 (+1)	1,902 (+12%)	2mo	$287,999	$151	56
1413 Grove Pond Rd	0.44mi	3/2.0	1,461 (-14%)	3mo	$217,399	$149	54
1415 Grove Pond Rd	0.43mi	3/2.0	1,451 (-14%)	3mo	$215,499	$149	53
100 Velvet Ct	0.43mi	4/2.0 (+1)	1,918 (+13%)	3mo	$352,500	$184	51
1904 Flaxen Dr	0.59mi	3/2.0	1,451 (-14%)	1mo	$220,999	$152	47
2009 Brackett Pond Rd	0.55mi	4/2.0 (+1)	1,952 (+15%)	1mo	$306,949	$157	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-41,797
• Equity at exit: $33,533

10-year hold

• IRR: -16.1%
• Equity multiple: 0.17×
• Total profit: $-52,218
• Equity at exit: $19,445

Cash invested: $62,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75126

• Rents YoY: 1.4%
• Active inventory: 2179
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,248 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$495 /mo · $5,946/yr
• Insurance: −$94
• HOA: −$39
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-32

Break-even live

Break-even rent $2,288

Max offer price $219,285

Occupancy floor 96%

Sensitivity live

Price	-10% $96	-5% $32	+0% $-32	+5% $-95	+10% $-159
Rent	-10% $-209	-5% $-121	+0% $-32	+5% $57	+10% $146
Rate	-1.0pp $81	-0.5pp $25	base $-32	+0.5pp $-90	+1.0pp $-149

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2127 Pecan Ridge Dr Forney, TX	3.0	2.0	2113	$2,100	$0.99	44d	1	0.09mi
2105 Cardinal Dr Forney, TX	4.0	2.0	1763	$2,200	$1.25	22d	1	0.23mi
2201 Woodberry Dr Forney, TX	3.0	2.0	1839	$2,050	$1.11	44d	1	0.28mi
236 Pennridge Dr Forney, TX	3.0	2.0	1871	$2,295	$1.23	24d	1	0.30mi
534 Tuscany Dr Forney, TX	4.0	2.0	2069	$2,500	$1.21	44d	1	0.32mi
1450 Whaley Dr Forney, TX	1.0–2.0	1.0–2.0	922	$2,532	$2.75	1d	20	0.37mi
1100 N Gateway Blvd Forney, TX	1.0–2.0	1.0–2.0	892	$1,819	$2.04	1d	29	0.41mi
1412 Grove Pond Rd Forney, TX	4.0	2.0	1708	$2,500	$1.46	19d	1	0.42mi
1105 N Gateway Blvd Forney, TX	1.0–3.0	1.0–2.0	987	$1,842	$1.87	1d	33	0.52mi
108 Antler Trl Forney, TX	4.0	2.0	2250	$2,449	$1.09	24d	1	0.53mi
1108 Redcoat Dr , TX	3.0	2.0	1800	$2,250	$1.25	5d	1	0.56mi
1200 N Gateway Blvd Forney, TX	2.0	1.0–2.0	848	$1,670	$1.97	2d	30	0.58mi
1205 Gateway Blvd Forney, TX	2.0	1.0–2.0	957	$2,437	$2.55	44d	1	0.64mi
236 Archer Way Forney, TX	3.0	2.0	2016	$2,300	$1.14	19d	1	0.65mi
300 Trailhouse Ln Forney, TX	1.0–3.0	1.0–2.0	1041	$2,115	$2.03	2d	40	0.69mi
201 Wildwood Blvd Forney, TX	1.0–2.0	1.0–2.0	964	$1,955	$2.03	2d	42	0.74mi
213 Long Prairie Dr Forney, TX	4.0	2.5	1964	$2,025	$1.03	17d	1	0.76mi
2207 Heaton Forney, TX	3.0	2.0	1423	$2,100	$1.48	44d	1	0.78mi
2213 Heaton Forney, TX	3.0	2.0	2146	$2,395	$1.12	7d	1	0.80mi
2213 Heaton Forney, TX	3.0	2.0	2146	$2,395	$1.12	17d	1	0.80mi
2225 Heaton Forney, TX	3.0	2.0	1909	$2,150	$1.13	44d	1	0.83mi
120 Garner Ct Forney, TX	3.0	2.0	2214	$2,500	$1.13	44d	1	0.83mi
2217 Perrymead Dr Forney, TX	3.0	2.0	1423	$2,360	$1.66	5d	1	0.86mi
501 Branch St Forney, TX	3.0	2.0	2130	$2,320	$1.09	5d	1	0.88mi
1405 N Gateway Blvd Forney, TX	1.0–3.0	1.0–2.0	936	$3,920	$4.19	1d	1	0.89mi
113 Galloping Trl Forney, TX	3.0	2.0	1482	$1,769	$1.19	17d	1	0.92mi
10900 Reeder Ln Forney, TX	3.0	1.5	1186	$3,200	$2.70	22d	1	0.98mi
102 Galloping Trl Forney, TX	3.0	2.0	1663	$1,999	$1.20	7d	1	0.99mi
1012 Barkers Pond Ave Forney, TX	4.0	2.0	1710	$2,295	$1.34	3d	1	1.04mi
110 Meadow Ct Forney, TX	3.0	2.0	1840	$1,795	$0.98	13d	1	1.07mi
224 Independence Trl Forney, TX	3.0	2.0	1562	$2,145	$1.37	7d	1	1.12mi
213 Independence Trl Forney, TX	3.0	2.0	1487	$1,900	$1.28	44d	1	1.15mi
315 Forestwood Dr Forney, TX	4.0	2.0	2102	$2,085	$0.99	24d	1	1.18mi
611 Orchard Ln Forney, TX	4.0	2.0	1540	$2,000	$1.30	22d	1	1.21mi
1750 Gleasondale Pl Forney, TX	3.0	2.0	1633	$2,200	$1.35	44d	1	1.21mi
2121 Juniper Dr Forney, TX	4.0	2.0	1935	$2,249	$1.16	3d	1	1.22mi
308 Southlake Dr Forney, TX	3.0	2.0	1491	$1,965	$1.32	3d	1	1.22mi
1759 Gleasondale Pl Forney, TX	3.0	2.0	1726	$2,050	$1.19	24d	1	1.23mi
2023 Avondown Rd Forney, TX	3.0	2.0	1640	$2,296	$1.40	5d	1	1.24mi
1124 Longhorn Ln Forney, TX	4.0	2.5	2093	$2,500	$1.19	24d	1	1.25mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: landscaping

Listing history 9 events

1. 2026-05-14
   price $224,900
2. 2026-05-12
   listed $225,000 Active
3. 2008-12-10
   soldstatus
4. 2008-11-19
   soldstatus 421-char remark

   Show marketing remark (421 chars)

   Darling home with lots of updates! Open, flowing, light, bright flexible floorplan! Popular D R Horton 304 floorplan with a bay window in the nook! Ceramic tile in the entry, kitchen, nook, utility room and bathrooms! Cozy brick fireplace! Breakfast bar open to the living area! Freiza Carpet Dec. 2007, light fixtures 2007, lovely landscaping Jan. 2008, updated bathroom fixtures and much more! Cute covered back patio!

5. 2008-11-12
   historical 421-char remark

   Show marketing remark (421 chars)

   Darling home with lots of updates! Open, flowing, light, bright flexible floorplan! Popular D R Horton 304 floorplan with a bay window in the nook! Ceramic tile in the entry, kitchen, nook, utility room and bathrooms! Cozy brick fireplace! Breakfast bar open to the living area! Freiza Carpet Dec. 2007, light fixtures 2007, lovely landscaping Jan. 2008, updated bathroom fixtures and much more! Cute covered back patio!

6. 2008-10-16
   listed $123,900 421-char remark

   Show marketing remark (421 chars)

   Darling home with lots of updates! Open, flowing, light, bright flexible floorplan! Popular D R Horton 304 floorplan with a bay window in the nook! Ceramic tile in the entry, kitchen, nook, utility room and bathrooms! Cozy brick fireplace! Breakfast bar open to the living area! Freiza Carpet Dec. 2007, light fixtures 2007, lovely landscaping Jan. 2008, updated bathroom fixtures and much more! Cute covered back patio!

7. 2005-08-26
   soldstatus

   Show marketing remark (185 chars)

   New DR Horton plan 304, bay window, large family room, brick fireplace, tile floor in wet areas, separate utility room, covered back porch, 2 live oak trees, gas & city utilities.

8. 2005-04-27
   historical

   Show marketing remark (185 chars)

   New DR Horton plan 304, bay window, large family room, brick fireplace, tile floor in wet areas, separate utility room, covered back porch, 2 live oak trees, gas & city utilities.

9. 2004-07-21
   listed $131,990

   Show marketing remark (185 chars)

   New DR Horton plan 304, bay window, large family room, brick fireplace, tile floor in wet areas, separate utility room, covered back porch, 2 live oak trees, gas & city utilities.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,946 · $495/mo
• Projected year-2 tax: $5,946 · $495/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,974
• − Mortgage interest: −$12,598
• − Property taxes: −$5,946
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − HOA: −$468
• − Depreciation: −$6,543
• Taxable loss: −$4,020
• Est. tax savings @ 24.0%: +$965
• After-tax cash flow: $583/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Forney ISD
• NCES district ID: 4819560
• Math proficiency: 41% ▼ -20.00%
• Reading proficiency: 44% ▼ -12.00%
• Median HH income: $86,679
• Composite: 40.07/100
• National rank: #3812
• State rank: #234 of 826 in TX

Livability — Forney

• Score: 76/100
• State rank: #98
• US rank: #3339

Category grades

Amenities C- Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety B+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forney, TX
• County: Kaufman County · 122,338 people
• City population: 84,799
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 84,799
• Household income: $103,673
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 1306.0

Population outlook (Kaufman County) Hauer SSP2

• Today (2025): 138,716 people
• By 2030: 150,815 · +8.7%
• By 2040: 174,877 · +26.1%
• By 2050: 198,020 · +42.8%
• By 2075: 251,908 · +81.6%
• By 2100: 285,325 · +105.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Black 25% Hispanic / Latino 23% Two or more races 14% Asian 3%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Portuguese 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 14% Arabic 1% Vietnamese 1%

Political lean MEDSL · Kaufman

• 2024 margin: Strong R (+27.9) · D 35.6% · R 63.5%
• 2008→2024 swing: +7.9pp toward D · 2008: -35.8pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+33.9 2016: R+47.0 2012: R+44.4 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.93%
• Current HPI: 148.5749
• Rent YoY: ▲ 1.42%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+70.4% since first listed

10 events — show timeline

• 2026-05-26 Pending — NTREIS
• 2026-05-14 Price Changed $224,900 NTREIS
• 2026-05-12 Listed $225,000 NTREIS
• 2008-12-10 Sold (Public Records) — Public Records
• 2008-11-19 Sold (MLS) — NTREIS
• 2008-11-12 Listing Removed — NTREIS
• 2008-10-16 Listed $123,900 NTREIS
• 2005-08-26 Sold (MLS) — NTREIS
• 2005-04-27 Listing Removed — NTREIS
• 2004-07-21 Listed $131,990 NTREIS

Property tax history

+3.8%/yr

Latest (2025): $5,946 · +0.9% YoY. Source: county tax records.